This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom house of 103 m², energy rating E. Located on rua da Areia, 148, Sado parish, Setúbal municipality, Setúbal district. Noteworthy Features: This row house features a spacious outdoor area with potential for landscaping enhancements and a living room designed for natural light, enhancing the overall ambiance.
The valuation. The asking price of €280,000 is €23,538 (8.4%) above the fair value of €256,462, indicating that the property is overpriced. This discrepancy suggests that buyers may need to negotiate downwards to align with current market expectations.
Fair value modelled at €256,462 from the area baseline, adjusted for condition and location. Asking €280,000 sits €23,538 (8.4%) above — overpriced versus fair value.
Asking €280,000 versus the rua da Areia, 148 area baseline of €274,392 (€2,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 50 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua da Areia, 148
Area baseline €274,392 + condition -€33,797 + location +€6,803 = modelled fair value of €256,462 (€2,490/m²), a €23,538 (8.4%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Areia, 148 | Subject | €280,000 | €2,718 | — | 50 | 56 |
| travessa Alcochete, 4 | Active | €299,000 | €3,051 | 12.2% | 50 | 52 |
| Setúbal (São Sebastião) · b7b508 | Active | €228,000 | €4,471 | 64.5% | 42 | 54 |
| urbanização Quinta da Serralheira | Active | €575,000 | €3,423 | 25.9% | — | 53 |
| rua Cidade de Ouro Preto, 9 | Active | €450,000 | €1,607 | 40.9% | 60 | 56 |
| Median comp | €374,500 | €3,237 | 19.1% | 50 | 54 |
Long-term rental The property in Sado is overpriced by 8.4% compared to its fair value, which could limit potential returns on a long-term rental investment. With a gross yield of 4.5% and average condition ratings, this property may not attract the quality tenants desirable for stable income. Family rental Given the property's location and rural-like safety perception, it seems suited for a family-oriented community; however, its current pricing at €280,000 makes it less appealing in the family rental market. The fair value of €256,462 further emphasizes that securing a deal under those circumstances may not yield expected long-term benefits. Buy-and-hold While the neighborhood shows potential due to its amenities, the price of the property being 8.4% above fair value makes it a questionable buy-and-hold investment. The 54/100 condition rating suggests that significant improvements may be necessary to maximize future appreciation, which adds to the overall investment risk at this price point.
Economic Risk The property is at risk due to an economic stability score of 55/100, indicating potential volatility in the local economy that may impact rental income. Tenant Risk With a tenant stability score of 60/100, there is a moderate risk of tenant turnover, which could affect cash flow and occupancy rates.
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